| Informative Notes: | | 1
)The application site comprises of a two-storey, semi-detached dwelling in Dunstable. 69 Poynters Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The proposal seeks planning permission for the removal of a single garage and rear single storey conservatory/workshop, the erection of a side single storey extension, a side and rear two storey extension and loft conversion, with rear dormer and front rooflights. The proposal also seeks associated external works, including the widening of the existing dropped kerb.
The proposed single storey side and part of the proposed two-storey side and rear extension would be visible to the streetscene and would replace the built form of the existing rear conservatory/workshop. The proposal would be of a proportionate scale and design which harmonises with the existing built form of the dwelling. The two-storey aspect would be set down from the main ridge and set back from the principal elevation, achieving the required level of subservience. It is acknowledged that there are existing extensions of a similar scale and design within the vicinity, as evidenced at No.77 Poynters Road. Therefore, the proposal would be in keeping with the existing pattern of development.
The proposed rear dormer would be sited on the rear roofslope of the dwelling and would not be readily visible to the streetscene. In accordance with Section 11.27 of the Central Bedfordshire Design Guide, the proposal would be kept well below the ridge line and away from the edge of the roof. Whilst the dormer would take up more than half the width of the house, there are existing examples within the streetscene of rear dormers which are of a similar scale and design, as evidenced at No.77, No.65 and No.61 Poynters Road. Therefore, the proposal would conform with the existing grain of development. Similarly, front rooflights feature within Poynters Road and due to their small scale and size, are not considered to have a material impact on the character and appearance of the area.
The application site shares a boundary with No.71 Poynters Road to the northwest and No.67 Poynters Road to the southeast. The proposed two-storey side and rear extension would be sited approximately 3.14 metres from the common boundary with No.71 Poynters Road and would comply with the 45 degree guidance in relation No.71s first floor rear window which is sited adjacent to the boundary line. No windows would be installed in the northwest side elevation facing this neighbour. As such, it is not considered that this neighbour would be adversely affected by way of loss of light, overbearing impact, loss of privacy or overlooking.
The built form of the proposed extensions would be sited approximately 0.69 metres from the shared boundary line with No.67 Poynters Road. This neighbour benefits from a single storey garage adjacent to the shared boundary, thereby the proposed extensions would be sited approximately 3.51 metres away from the northwest side elevation of No.67. No windows would be installed in the southeast side elevation facing this neighbouring property. Due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposal would not result in an unacceptable loss of light, overbearing impact, overlooking and loss of privacy to this neighbouring property.
The application site shares a rear boundary line with Nos.28 and 30 Evelyn Road. With regard to the generous and sizeable garden depths on Evelyn Road and Poynters Road, it is considered that there is a large back-to-back distance between these properties. Therefore, it is not considered that the proposed rear dormer and new rear fenestrations would give rise to any unacceptable overlooking concerns or a loss of privacy.
The Highways Officer was consulted on this application and stated that the submitted parking layout provides the minimum three off-road parking spaces for a four bedroom dwelling and is deemed acceptable. The existing dropped kerb would be widened a further 4 metres and it is advised that the applicant may have to enter into a Section 278 Agreement as the width would exceed 6 metres. The recommended conditions and informative notes to the applicant have been appended to this decision.
Dunstable Town Council were consulted on this application and raised no objection. Natural England were also consulted on this application but no comments were received.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposed extensions will be in accordance with Section 12 of the NPPF, Policies HQ1 of the Central Bedfordshire Local Plan and Chapter 11 of the Central Bedfordshire. Subject to conditions, the proposed associated external works, including the widening of the existing dropped kerb are considered to accord with Section 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments SPD.The application site comprises of a two-storey, semi-detached dwelling in Dunstable. 69 Poynters Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The proposal seeks planning permission for the removal of a single garage and rear single storey conservatory/workshop, the erection of a side single storey extension, a side and rear two storey extension and loft conversion, with rear dormer and front rooflights. The proposal also seeks associated external works, including the widening of the existing dropped kerb.
The proposed single storey side and part of the proposed two-storey side and rear extension would be visible to the streetscene and would replace the built form of the existing rear conservatory/workshop. The proposal would be of a proportionate scale and design which harmonises with the existing built form of the dwelling. The two-storey aspect would be set down from the main ridge and set back from the principal elevation, achieving the required level of subservience. It is acknowledged that there are existing extensions of a similar scale and design within the vicinity, as evidenced at No.77 Poynters Road. Therefore, the proposal would be in keeping with the existing pattern of development.
The proposed rear dormer would be sited on the rear roofslope of the dwelling and would not be readily visible to the streetscene. In accordance with Section 11.27 of the Central Bedfordshire Design Guide, the proposal would be kept well below the ridge line and away from the edge of the roof. Whilst the dormer would take up more than half the width of the house, there are existing examples within the streetscene of rear dormers which are of a similar scale and design, as evidenced at No.77, No.65 and No.61 Poynters Road. Therefore, the proposal would conform with the existing grain of development. Similarly, front rooflights feature within Poynters Road and due to their small scale and size, are not considered to have a material impact on the character and appearance of the area.
The application site shares a boundary with No.71 Poynters Road to the northwest and No.67 Poynters Road to the southeast. The proposed two-storey side and rear extension would be sited approximately 3.14 metres from the common boundary with No.71 Poynters Road and would comply with the 45 degree guidance in relation No.71s first floor rear window which is sited adjacent to the boundary line. No windows would be installed in the northwest side elevation facing this neighbour. As such, it is not considered that this neighbour would be adversely affected by way of loss of light, overbearing impact, loss of privacy or overlooking.
The built form of the proposed extensions would be sited approximately 0.69 metres from the shared boundary line with No.67 Poynters Road. This neighbour benefits from a single storey garage adjacent to the shared boundary, thereby the proposed extensions would be sited approximately 3.51 metres away from the northwest side elevation of No.67. No windows would be installed in the southeast side elevation facing this neighbouring property. Due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposal would not result in an unacceptable loss of light, overbearing impact, overlooking and loss of privacy to this neighbouring property.
The application site shares a rear boundary line with Nos.28 and 30 Evelyn Road. With regard to the generous and sizeable garden depths on Evelyn Road and Poynters Road, it is considered that there is a large back-to-back distance between these properties. Therefore, it is not considered that the proposed rear dormer and new rear fenestrations would give rise to any unacceptable overlooking concerns or a loss of privacy.
The Highways Officer was consulted on this application and stated that the submitted parking layout provides the minimum three off-road parking spaces for a four bedroom dwelling and is deemed acceptable. The existing dropped kerb would be widened a further 4 metres and it is advised that the applicant may have to enter into a Section 278 Agreement as the width would exceed 6 metres. The recommended conditions and informative notes to the applicant have been appended to this decision.
Dunstable Town Council were consulted on this application and raised no objection. Natural England were also consulted on this application but no comments were received.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposed extensions will be in accordance with Section 12 of the NPPF, Policies HQ1 of the Central Bedfordshire Local Plan and Chapter 11 of the Central Bedfordshire. Subject to conditions, the proposed associated external works, including the widening of the existing dropped kerb are considered to accord with Section 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments SPD. |
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)Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications.Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications. |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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)The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. |
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)To fully discharge condition 3 the applicant should provide evidence to the Local Planning Authority that the Highway Authority have permitted the construction in accordance with the approved plan, before the development is brought into use.To fully discharge condition 3 the applicant should provide evidence to the Local Planning Authority that the Highway Authority have permitted the construction in accordance with the approved plan, before the development is brought into use. |
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)The applicant is advised that no private surface water drainage system designed as part of a new development, will be allowed to enter any existing highway surface water drainage system.The applicant is advised that no private surface water drainage system designed as part of a new development, will be allowed to enter any existing highway surface water drainage system. |
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)The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 |
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)The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved. |
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)The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway. |
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)GDP Policy Informative Central Beds Local Plan
In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan
In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF). |
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)This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. |
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)Will a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
https://www.centralbedfordshire.gov.uk/council-tax-bandsWill a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
https://www.centralbedfordshire.gov.uk/council-tax-bands |
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